Boerne Stage
Airfield
Threshold Ranch
Residential Airpark

Supporting family, friends, and the aviation community at 5C1.

Mission

Our mission is to support those who
live, work, train, and recreate
at Boerne Stage Airfield and
Threshold Ranch Residential Airpark.

Legalese

Legal documents for lawyers and the well informed.

Boerne Stage
Airfield

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Threshold Ranch
Residential Airpark

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Leadership

You do not lead by hitting people over the head -- that's assault, not leadership.
Dwight Eisenhower

Boerne Stage
Airfield

Mohamed Ryad Bakalem
Convicted Criminal!
Michael Lynn Brown
Airport Purchase

According to county records, on November 7, 2022, Mohamed Ryad Bakalem and Michael Lynn Brown borrowed at least $11,765,000 ($7,450,000 and $4,315,000) to purchase Boerne Stage Airfield from Robert and Nancy Bruce. Based on sworn testimony provided by Michael Lynn Brown, the actual purchase price was 20% higher.

The purchase was made via a series of newly created companies. BOERNE STAGE AIRFIELD, a Texas limited liability company, owned by BOERNE STAGE AIRPORT, a Delaware limited liability company.

In the News
Legal & Criminal Allegations

Threshold Ranch
Residential Airpark

Disputed
Failure to Call a Regular Meeting

The board of Threshold Ranch Homeowners Association failed to call an annual meeting of the association members. An owner demanded (in writing and sent by certified mail, return receipt requested) that a meeting of the association members be called.

The board refused to call a meeting of the members of the property owners' association on or before the 30th day after the date of the demand, a violate state law.

Click here for more information.

Previous Purported Board Members

The following individuals purportedly held posiotions on the Threshold Ranch HOA Board of Directors and collectivly failed to call an annual meeting. PROPERTY CODE TITLE 11 §209.014 was invoked, they were removed from office, and a mandatory election was required.

  • Michael Lynn Brown
    President, Lot 58
  • Mohamed Ryad Bakalem
    Convicted Criminal!
    Vice President, Lot 67
  • James Chris Watson
    Secretary, Lot 51
  • Robert Harold Bruce
    Treasurer, Non-resident
  • Stuart Blain Parker
    At Large, Lots 69 - 71
  • Jesse James Adams
    At Large, Lot 62
  • Open
    At Large

Harassment

In their first year of airport ownership Michael Lynn Brown and convicted criminal Mohamed Ryad Bakalem have:

If you have been harassed by Brown or Bakalem you are not alone. Send us an email - together we can stop the harassment!

[email protected]

Power Grab

If you're not sure, you don't have to vote!

What's Happening

The Threshold Ranch Board of Directors are attempting to reduce your rights, grant themselves new powers, and hide their intentions.

The current Threshold Ranch governing documents are available in the LEGALESE section above. Additionally, a dynamic version of the documents are available showing the current state (and the effect of each amendment) in an easy-to-read format.

  • Your Easement, Revoked!

    The proposed amendment attempts to revoke airport access by removing the "perpetual easement of enjoyment" granted to each owner.

    Unlawful

    Omission is likely unenforceable since easements run with the land and alterations must be approved by the owner of the easement (i.e., Threshold Ranch residents). The Home Owners Association does not own an easement to the airport.

  • Errors, Conflicts, & External References

    The drafted documents contain dozens of errors, drop important provisions, and does not comply with existing Texas law.

    Included in the proposd changes are references to Covenants, Conditions, & Restrictions of other neighborhoods, documents that we have no control over but would be subjected to.

  • All or Nothing

    The proposed changes attempt to replace the historical governing documents entirely. The number of proposed changes are, for all practical purposes, uncountable. No attempt was made to communicate what changes are being proposed or the necessity of the changes.

  • Concentration of Power

    A new provision would allow a small minority (25%) to approve certain changes. If accepted, the Board of Directors and Archictecural Review could have enough votes to act without any other members.

  • Not an Accident

    The issue of Airport easements has already been litigated. Removal of the easement language is not just an oversight. Rather, the Board of Directors is using a technique mastered by insurance companies called Information Asymmetry or a transaction where one party has more or better information than the other.

    By providing a completely rewritten document (totaling nearly 50 pages, with no indication of what has been added, changed, or removed), members are forced to make a difficult choice: adopt a new hobby reviewing the technical writings of Homeowners’ Association’s or simply, “go along to get along.”

    An Expert Insurance Professional

    According to the San Antonio Express News, Stuart Parker is the former CEO of USAA, where in 2019 he received “$11.3 million in total compensation” from five USAA insurance companies.

    According to their respective websites, Mr. Parker also sits on the board of HealthEquity and Kemper, both in the insurance industry.

How We Got Here

The issues that bring us here, however simple or complex they may seem, stem from a single source: the original owner and developer of Boerne Stage Airfield and Threshold Ranch Residential Airpark, Mr. Robert H. Bruce, failed to adopt and enforce the necessary systems to fulfil all commitments. Stated more directly, Mr. Robert H. Bruce made promises and set expectations, then failed to deliver and uphold those obligations.

  1. The Early Years

    Boerne Stage Airfield was originally developed by Robert and Nancy Bruce in the early 1980's. The history of Boerne Stage Airfield is omitted as it is not thought to be relevant to the issues addressed in this section.

  2. The First Family

    The first family moved into the Threshold Ranch subdivision, a new residential air park, at Boerne Stage Airfield in 2013.

    During construction of that first family home, repeated requests to close the Threshold Ranch security gate were made by the property owner. After the home was burglarized their pleas grew more desperate. Not only were the repeated requests denied but the Threshold Ranch HOA declarations were amended requiring the security gate to remain open, seven days a week until the last new home is closed and funded. (Amendment 3)

  3. The first residence remained the only home in the subdivision for over a year. The residents experienced out of control traffic, abandoned vehicles, and unknown individuals attempting to walk into their home. After over a year of pleading for the gate to be closed Threshold Ranch still refused; however, the homeowner was instructed by Threshold Ranch to erect a sign indicating the home was on private property (no trespassing, soliciting, loitering, etc.) and to place some orange cones across the cul-de-sac entrance.

    The aforementioned authorization includes specific details and benefits, including the fact that the cones would not block access for those with legitimate business, such as real estate agents showing other available properties.

  4. The Covenants, Abandoned

    Mr. Bruce began to abandon the restrictive covenants when he found them inconvenient. For example:

    • In 2015, Mr. Bruce failed to prohibit the Adams family on Lot 62 from blocking a future aircraft taxiway (also a deed violation).
    • In 2016, Mr. Bruce failed to prohibit the Arredondo family on Lot 72 from constructing a standalone hangar with no home at all (Mr. Bruce acted as general contractor to build the violating structure, directly profiting off of the violation).
    • In 2017, Mr. Bruce failed to prohibit the Parker family on Lots 69, 70, & 71 from building an off-grid compound, complete with private gate and perimeter fencing, violating numerous height, setback, and placement restrictions.
  5. The Many Failures

    The following abridged list of failures by Mr. Bruce all occurred before the first meeting of the Threshold Ranch HOA members in 2019.

    • Mr. Bruce failed to establish Bylaws for Threshold Ranch or timely hold the first election.
    • Mr. Bruce failed to hold statutory meetings or produce required documentation.
    • Mr. Bruce failed to manage the finances and document payment of dues.
    • Mr. Bruce failed to enforce architectural requirements.
    • Mr. Bruce falsified legal documentation, misrepresenting critical information to current and potential land purchasers.

    Instead of working to bring neighbors together Mr. Bruce spent his energy building factions in Threshold Ranch to create winners and losers. Case in point, after his privileges as Developer expired, Mr. Bruce convinced his faction to propose an amendment that would give him three (3) votes for each lot while the rest of the lot owners would have only one (1) single vote.

    The amendment failed after a spirited debate.

  6. The Frivolous Legal Actions

    Almost unbelievably, in 2019 Mr. Bruce filed a baseless and frivolous law suite against the first family that moved into the subdivision, claiming immediate and irreparable harm due to the sign and cones mentioned above. Mr. Bruce then failed to appear in court four (4) times before he dropped his case.